195 Railroad St · Hambleton, WV 26269

$49,000

3 bd · 1.0 ba · 1,330 sqft · SingleFamily · 227 Days on market

Built 1940 0.30 ac lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

Turn this into a second home for weekend getaways or use it as a rental or Air B & B. Take a short stroll to the Black Fork River. If you are a handyman you can update this house for income potential. Great area to just set and read a book and enjoy some of the beautiful scenery that Tucker Co offers.

Key facts

• 0.3 acre lot
• Community pool
• Built 1940

Property features AI

Finance

• HOA & community: Community pool

Exterior

• Parking: Off-street parking; On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 2 stories
• Construction: Wood siding; Shingle roof
• Exterior features: Corner, level lot; Community pool

Interior

• Kitchen: Range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Range; Smoke detectors installed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#225 in WV) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, amenities F, commute F.
• Tucker County Schools (rural): math 20% / reading 36% proficiency, ranked #40 of 55 in WV (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Tucker Valley Elementary Middle School (math 17% / reading 32%, grade F, #287 of 377 statewide, top 85%, 463 students, 0% FRL); Tucker County High School (math 17% / reading 52%, grade F, #42 of 110 statewide, top 47%, 293 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Tucker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $594 of equity ($339 loan paydown + $255 appreciation (0.5% local appreciation)).
• Tucker County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.39% ✓
• Cap rate: 20.66%
• Cash-on-cash: 51.30%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.4%
• Equity multiple: 3.71×
• Total profit: $37,152
• Equity at exit: $15,514

10-year hold

• IRR: 55.4%
• Equity multiple: 7.44×
• Total profit: $88,353
• Equity at exit: $19,709

Cash invested: $13,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 26269

• Home prices YoY: 0.4%
• Active inventory: 3
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $587

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 45%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $49,000 Active 227 DOM
2. 2026-06-17
   days on market $49,000 Active 226 DOM
3. 2026-06-16
   days on market $49,000 Active 225 DOM
4. 2026-06-15
   days on market $49,000 Active 224 DOM
5. 2026-06-15
   days on market $49,000 Active 223 DOM
6. 2026-06-13
   days on market $49,000 Active 222 DOM
7. 2026-06-12
   days on market $49,000 Active 221 DOM
8. 2026-06-09
   days on market $49,000 Active 218 DOM
9. 2026-06-08
   days on market $49,000 Active 217 DOM
10. 2026-06-08
    days on market $49,000 Active 216 DOM
11. 2026-06-07
    days on market $49,000 Active 215 DOM
12. 2026-06-04
    days on market $49,000 Active 213 DOM
13. 2026-06-03
    days on market $49,000 Active 212 DOM
14. 2026-06-02
    days on market $49,000 Active 211 DOM
15. 2026-06-01
    days on market $49,000 Active 210 DOM
16. 2026-05-31
    days on market $49,000 Active 209 DOM
17. 2025-11-03
    listed $49,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,054
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,425
• Taxable income: $6,655
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $5,442/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Tucker County Schools
• NCES district ID: 5401410
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $38,697
• Composite: 23.4/100
• National rank: #7900
• State rank: #40 of 55 in WV

Livability — Hambleton

• Score: 59/100
• State rank: #225
• US rank: #19617

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D- Housing A- Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hambleton, WV
• Population (ZIP): 983

Population outlook (Tucker County) Hauer SSP2

• Today (2025): 6,675 people
• By 2030: 6,467 · -3.1%
• By 2040: 5,973 · -10.5%
• By 2050: 5,460 · -18.2%
• By 2075: 4,283 · -35.8%
• By 2100: 3,171 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Tucker

• 2024 margin: Solid R (+48.9) · D 24.5% · R 73.4% · Other 2.1%
• 2008→2024 swing: -25.1pp toward R · 2008: -23.8pp · 2024: -48.9pp
• All cycles: 2024: R+48.9 2020: R+49.5 2016: R+52.2 2012: R+41.2 2008: R+23.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.52%
• Current HPI: 133.0846
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-03 Listed $49,000 NCWVREIN